Do I pay tax on any gains if I subdivide before 10 years ownership?

Our Experts Answer:

Yes, the gain is almost certainly taxable under section CB12 which taxes gains made where taxpayers develop or divide property within 10 years of acquisition and the work is considered to be more than of a minor nature. Even if you had simply sibdivided and sold the section without building the house this would probably be work of more than a minor nature. Note, there are exemptions from this section where the home being subdivided is your own residence or where the subdivision / development is done to enable you to derive more rental income but the bottom line is that if you do it to sell within 10 years of acquisition any gain is assessable.

Note also that having developed and divided the property you are left with what we call the "residual land problem" ie the potential for the original dwelling to also be taxable when it sells because despite the fact that you are still renting it you can't change the fact that it was " developed and divided within 10 years of acquisition". In these circumstances your intention at acquisition is completely irrelevant. Remember though that just because it's taxable doesn't necessarily mean you shouldn't do it. Just make sure you factor the tax in when you do your numbers and decide if it is worth your while. 

Mark Withers and his team at Withers Tsang & Co specialise in advising on property related transactions, valuation and restructure services and tax planning.